Local product is cheap since no import tariff.  

I then did the same idea in my business that I had for 25 years.

You need the right solution for your day to day operations.Your need is to make the management side easy, so that you can analysis your accounting, business and management all with only one entry.

I have experience investing (own 2 STRs and an assisted living home+business).

So, yes, you can absolutely have a great rental business as an out of state ( and even international ) investor, as long as you have a solid team that are your boots on the ground. 

I only pay for BP leads and all other business comes from my sphere/referrals. 

When you say "we," are you speaking about your business or your personal tax returns, or does your business flow into your personal returns because you file as a sole proprietor?  

House HackAttend as many REI meetups as you can to grow your network of investors for referrals, help through challenges you may incur but don't have experience with, and learn from proven guest speakersNetworking app like blinq to compile all of your contacts for REI in one area with phone and emailbegin conversations with local credit unions exploring what type of loan products they offer

The GC is a business person who doesn't care about your ARV, LTV, or your budget.

Keep personal and business finances separate to create less headache.You should also do the following to make your bookkeeping easier:- File all receipts in a dedicated Google Drive folder.